2780 5th Ave
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.54887, -121.47604
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $714,000 ($628,000–$800,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$7,590 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 25, 2019).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Curtis Park
124 substantial renovation & housing permits over 24 months (47.5 per 1,000 parcels vs. 30.4 citywide baseline) (#29 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Curtis Park)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2832 34th St (0.34 mi NE, in review). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$8,590/yr at $714,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$716/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 3,594 sq ft (0.08 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2780 5TH AVE
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0190H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $628,000 – $800,000 · Status: Off market
HUD Small Area FMR (ZIP 95818) · FY 2026
Studio $1,950 · 1BR $2,050 · 2BR $2,520 · 3BR $3,350 · 4BR $3,870
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2832 34th St (In review)0.34 mi NE
In "In review" for 2 yr (since Nov 5, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $524,150 declared valuation across 2 permits).
- The Hatchery Multi-Family (33 Income-Restricted Units) (In review)0.46 mi NE
In "In review" for 12 mo (since Oct 31, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (33 housing units, 4 deed-restricted affordable, $4,009,938 declared valuation across 1 permit).
- Accessory dwelling unit at 2990 25th St (In review)0.31 mi W
In "In review" for 3 mo (since Aug 3, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "NEW ADU & OFFICE" in snapshot Nov 1, 2026.
- 3500 Broadway Mixed-Use (Issued)0.44 mi E
High-impact scale (24 housing units, $3,202,531 declared valuation across 8 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Premium Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Assurance Roofing Construction (1 on parcel, 1 in ½ mi · Roof replacement); Black Pine Builders (102 in ½ mi · New single-family home); D And J Kitchens And Baths (14 in ½ mi · Remodel / interior alteration); Connected Technology (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1901552 | Remodel / interior alteration | Finaled | Iss. Jan 25, 2019 | $5,000 | Bath remodel to existing half-bath to include installation of fiberglass shower enclosure and associated plumbing. New … |
| RES-1900699 | HVAC / heat pump | Finaled | Iss. Jan 14, 2019 | $13,950 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1824346 | Remodel / interior alteration | Finaled | Iss. Dec 26, 2018 | $15,000 | Kitchen remodel to include the following-Replace cabinets and countertops. Replace and relocate plumbing fixtures. Repla… |
| RES-1822511 | Roof replacement | Finaled | Iss. Nov 23, 2018 | $8,000 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 15 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-01… |